HomeMy WebLinkAboutCONFLUENCE - PDP - PDP170001 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
February 20, 2015
Jason Kersley
[au]workshop, llc
405 Linden St
Fort Collins, CO 80524
RE: Confluence Preliminary Design Review, PDR150003, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1. Comment Originated: 02/16/2015
02/16/2015: Based on seven studio apartments, three one-bedroom
apartments and ten two-bedroom apartments, a minimum of 18 parking spaces
are required within the T.O.D.
Response:
A
parking
count
is
provided
on
the
site
plan.
Comment Number: 2. Comment Originated: 02/16/2015
02/16/2015: Within the T.O.D., the minimum required parking for retail is two
spaces per 1,000 square feet. For office, it is one space per 1,000 square feet.
For restaurant, it is five spaces per 1,000 square feet. Within the T.O.D., for
redevelopment of a property which includes the demolition of existing buildings,
the minimum parking requirement shall be applied to the net increase in the
square footage of the new buildings.
Response:
The
existing
building
is
5,000
SF
of
office
space;
this
is
equivalent
to
a
reduction
2
strategies. These strategies are outlined in Section 3.2.2(K)(2)(e) of the Land
Use Code.
Response:
We
are
taking
advantage
of
the
10%
reduction
for
the
Bicycle
and
Pedestrian
Level
of
Service
A
criteria,
10%
for
providing
each
tenant
with
a
transit
pass
and
a
5
car
reduction
for
providing
a
car
share.
This
is
shown
in
our
parking
study
on
the
site
plan.
Comment Number: 4. Comment Originated: 02/16/2015
02/16/2015: For the portions of the building that exceed 40 feet, a shadow
impact analysis will be required per Section 3.5.1(G) of the Land Use Code.
Response:
Shadow
study
drawings
are
3
02/18/2015: The wall formed by the parking lot along Poudre Street must
comply with Section 4.17(D)(4)(b) in that it must be designed to match or be
consistent with the quality of materials used on the Linden and Willow
street-facing portions of the building.
Response:
Noted,
see
elevations
for
proposed
materials.
Comment Number: 11. Comment Originated: 02/18/2015
02/18/2015: Staff applauds the mixed-use nature of the building. Blending a
variety of uses within a single project is a key component of creating a viable
and active downtown area. Please note, however, that the building has the
potential to appear complex. One of the key principles for design in the R-D-R
zone is that buildings should have a cohesive quality in the use of materials,
organization of functions and overall design. Each new project should also
embody a single, consistent design concept.
Response:
We
believe
our
design
does
all
of
this
very
well.
Please
refer
to
the
elevations
and
perspectives
included
in
the
PDP
submittal
package.
Comment Number: 12. Comment Originated: 02/18/2015
02/18/2015: Please be aware that a restaurant user may need exhaust fans
and other ventilation equipment and that placement of such equipment should
be carefully considered, and perhaps mitigated, in order to not disturb
residences or other commercial tenants. Also, a common grease trap is recommended if there are
multiple restaurants.
Response:
At
this
time
a
restaurant
is
not
an
intended
4
Comment Number: 4 Comment Originated: 02/17/2015
02/17/2015: All public sidewalk, driveways and ramps existing or proposed
adjacent or within the site need to meet ADA standards, if they currently do not,
they will need to be reconstructed so that they do meet current ADA standards
as a part of this project. The existing driveway will need to be evaluated to
determine if the slopes and width will meet ADA requirements or if they need to
be reconstructed so that they do.
Response:
Noted.
Comment Number: 5 Comment Originated: 02/17/2015
02/17/2015: Please contact the City's Traffic Engineer, Joe Olson (224-6062)
to schedule a scoping meeting and determine if a traffic study is needed for this
project. In addition, please contact Transportation Planning for their
requirements as well.
Response:
Comments
from
Traffic
Operations
note
that
only
a
“traffic
memo”
will
be
required,
due
to
the
time
between
submittals
and
changes
related
to
the
project
we
would
like
to
confirm
this
is
still
the
requirement.
Comment Number: 6 Comment Originated: 02/17/2015
02/17/2015: Any public improvements must be designed and built in
accordance with the Larimer County Urban Area Street Standards (LCUASS).
They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response:
Noted.
Comment Number: 7 Comment Originated: 02/17/2015
02/17/2015: This project is responsible for dedicating any right-of-way and
5
02/17/2015: Utility plans will be required and a Development Agreement will be
recorded once the project is finalized.
Response:
Noted.
Comment Number: 12 Comment Originated: 02/17/2015
02/17/2015: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
Response:
Noted.
Comment Number: 13 Comment Originated: 02/17/2015
02/17/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
Response:
The
parking
is
within
the
structure.
In
addition
to
being
within
a
structure,
the
LCUASS
do
not
include
requirements
for
alleys.
Therefore,
the
LCUASS
parking
setbacks
should
not
apply
to
this
condition.
Comment Number: 14 Comment Originated: 02/17/2015
02/17/2015: Responses to “Specific Questions:”
1. There may not necessarily be no Willow Street parking along the property
frontage as depicted on the drawings. This design is still being looked at. From
what the Willow Street project is looking at though overall there will be a net gain
in the amount of parking along Willow Street.
2. The fire hydrant location would appear to be the concern then that would limit
the ability to add parking along Linden Street.
3. We believe this is a question for PFA/emergency services?
4. This appears to be a Planning/Zoning question.
5. From an Engineering perspective, we’ll want to ensure that roof drainage is
not conveyed to spill over sidewalk and would need to discharge below the
sidewalk (typically a culvert). Perimeter roof drain collection systems should not
be situated in public right-of-way.
6
historic properties in the surrounding neighborhood.
Response:
The
overall
design
and
massing
has
been
carefully
studied
is
response
to
the
neighborhood
context.
Comment Number: 3 Comment Originated: 02/17/2015
LUC 3.4.7(B) General Standard, states: If the project contains a site, structure
or object that is [designated or individually eligible for designation] then to the
maximum extent feasible, the development plan and building design shall
provide for the preservation and adaptive use of the historic structure. The
development plan and building design shall protect and enhance the historical
and architectural value of any historic property that is: (a) preserved and
adaptively used on the development site; or (b) is located on property adjacent
to the development site and qualifies under (1), (2) or (3) above. New structures
must be compatible with the historic character of any such historic property,
whether on the development site or adjacent thereto.
LUC 3.4.7(B)(b) states, to the maximum extent feasible, the development plan
and building design shall protect and enhance the historical and architectural
value of any historic property that is located on property adjacent to the
development site and qualifies [as an individual landmark]. New structures must
be compatible with the historic character of any such historic property, whether
on the development site or adjacent thereto.
Response:
The
overall
design
and
massing
has
been
carefully
studied
is
response
to
the
neighborhood
context.
Comment Number: 4 Comment Originated: 02/17/2015
There is concern regarding the relationship and compatibility of the proposed
building to the one- and two story nature of the surrounding historic context. To
address these concerns, massing needs to be broken up with articulation and
modulation that picks up on the traditional one and two story nature of the
surrounding context. Upper stories, above the first and second story, should be
substantially stepped back to emphasize a strong base element. The base
element should be designed in a way that picks up on the context of the
blockfaces of Linden and Willow Streets. Additionally, dominant building
7
the City Code." Please contact Historic Preservation staff to schedule the
review before the Landmark Preservation Commission. The Commission
meets the second Wednesday of each month for Regular Meetings where
recommendations can be given, and the fourth Wednesday of each month
where design review sessions are available.
Response:
Noted
Department: Light And Power
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/17/2015
02/17/2015: There is existing single phase facilities on the west side of Poudre
St. that could be utilized to provide power. There is existing three phase power
and a duct bank running along Willow St. and on the south side of Linden St.
Tapping into three phase power may be challenging in this area. System
modifications, development, and capacity charges will apply at the owner's
expense.
Response:
Noted.
Comment Number: 2 Comment Originated: 02/17/2015
Contact Light and Power Engineering to coordinate the transformer and electric
meter locations.
Response:
Noted.
Comment Number: 3 Comment Originated: 02/17/2015
Please contact Light & Power Engineering if you have any questions at
221-6700. Please reference our policies, development charge processes, and
use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
Response:
Noted.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 02/18/2015
02/18/2015: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system
evaluation after the core/shell but prior to final build out. For the purposes of this
section, fire walls shall not be used to define separate buildings. Where
adequate radio coverage cannot be established within a building, public-safety
radio amplification systems shall be designed and installed in accordance with
criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau
Admin Policy #07-01
Response:
We
will
carry
a
construction
allowance
for
the
testing
and,
if
needed,
the
installation
of
8
fire sprinkler related questions at 970-416-2868.
GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS
> IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided
throughout buildings classified as enclosed parking garages (Group S-2
occupancy) in accordance with IBC 406.4 OR where located beneath other
groups. Exception: Enclosed parking garages located beneath Group R3
occupancies.
BALCONIES AND DECKS
> IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies,
decks, and ground floor patios of dwelling units where the building is of Type V
construction.
Response:
IFC
section
903.3.1.2
is
referencing
NFPA
13R
sprinkler
systems,
and
our
understanding
of
903.3.1.2.1
is
that
it
only
applies
to
NFPA
R13
systems
and
NFPA
R13
systems
are
not
allowed
in
buildings
greater
than
4
stories.
We
will
be
installing
a
NFPA
13
system.
Comment Number: 3 Comment Originated: 02/18/2015
02/18/2015: FIRE STANDPIPE SYSTEM
> IFC Sections 905 and 913: Standpipe systems shall be provided in new
9
out of fire access, as defined by code. It is unclear if some portions of the
building's perimeter are accessible as well as, that portion of the building
fronting the alley does not meet aerial fire truck access requirements. As such,
certain building design features may be required to offset the lack of fire
access. These features may reflect the out of access condition created by high
rise conditions. Further discussion is required. Code language provided below.
FIRE LANES
> IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the
building, as measured by an approved route around the exterior of the building.
When fire lanes cannot be provided, the fire code official is authorized to
increase the dimension of 150 feet if the building is equipped throughout with an
approved, automatic fire-sprinkler system.
STRUCTURES EXCEEDING 30' IN HEIGHT
> IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to
accommodate the access requirements for aerial fire apparatus (ladder trucks),
required fire lanes shall be 30 foot wide minimum on at least one long side of
the building. At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of the building.
Response:
We’ve
had
a
preliminary
meeting
with
Jim
Lynxwiler
at
PFA
and
are
pursuing
a
variety
of
options
such
as
stairway
roof
access
and
standpipes
to
roofs.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 02/11/2015
02/11/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted does not meet requirements. Please submit; Erosion Control Plan,
Erosion Control Report, and an Escrow / Security Calculation. If you need
clarification concerning this section, or if there are any questions please contact
Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
Response:
10
02/17/2015: If there is an increase in imperviousness greater than 1000 square
feet a drainage report, erosion control report and construction plans are
required and they must be prepared by a Professional Engineer registered in
Colorado. The drainage report must address the four-step process for
selecting structural BMPs. Standard operating procedures (SOPs) for all onsite
drainage facilities need to be prepared by the drainage engineer. If there is
less than 1,000 square feet of new impervious area on an existing development,
a drainage letter along with a grading plan should be sufficient to document the
existing and proposed drainage patterns. If there is less than 1,000 but more
than 350 square feet of new impervious area; a site grading and erosion control
plan is required instead of a complete construction plan set.
Response:
Noted
Comment Number: 4 Comment Originated: 02/17/2015
02/17/2015: Onsite detention is not required for 401 Linden Street providing
existing impervious area is not increased with this development. For the
portions of 405 and 409 Linden, a drainage easement has been provided at the
eastern property boundary of the Legacy Senior Housing development for runoff
conveyance into the outfall pipe from this area. The total release allowed for in
the existing pipe is 5.7 cfs, which includes all of Basin OS-2 in the Legacy
Senior Housing Drainage report. The allowable release from this area of the
proposed development needs to be prorated based on its percentage of the
basin are accounted for in Basin OS-2. This development will need to provide
adequate conveyance within the existing drainage easement to the outfall pipe.
Response:
Noted
Comment Number: 5 Comment Originated: 02/17/2015
02/17/2015: Water quality treatment has been provided for 401 Linden Street
in an existing water quality vault near the Block 1 development providing
existing impervious area is not increased with this development. Fifty percent
of the site runoff from 405 and 409 Linden is required to be treated using the
standard water quality treatment as described in the Fort Collins Stormwater
Manual, Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/stormwater-criteria) Extended detention is the
usual method selected for water quality treatment; however the use of any of the
BMPs is encouraged. The outfall for the water quality detention is the same as
the outfall for quantity detention as explained above.
Response:
Noted
Comment Number: 6 Comment Originated: 02/17/2015
02/17/2015: Low Impact Development (LID) requirements are required on all
new or redeveloping property which includes sites required to be brought into
compliance with the Land Use Code. These require a higher degree of water
quality treatment for 50% of the new impervious area and 25% of new paved
areas must be pervious. For more information please refer to the City's website
where additional information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im
pact-development
Response:
Noted
Comment Number: 7 Comment Originated: 02/17/2015
11
02/17/2015: The city wide Stormwater development fee (PIF) is $7,817/acre
($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a
$1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is
issued. Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact Jean Pakech at 221-6375 for questions on fees.
There is also an erosion control escrow required before the Development
Construction permit is issued. The amount of the escrow is determined by the
design engineer, and is based on the site disturbance area, cost of the
measures, or a minimum amount in accordance with the Fort Collins
Stormwater Manual.
Response:
Noted
Comment Number: 8 Comment Originated: 02/17/2015
02/17/2015: The design of this site must conform to the drainage basin design
of the Cache la Poudre River Master Drainageway Plan as well the Fort Collins
Stormwater Manual.
Response:
Noted
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/17/2015
02/17/2015: We will need to the have the project complete a traffic memo that
outlines the trip generation, access points and related sight distance, and a
quick review of the intersection of Linden / Willow given all the proposed area
developments. Contact me to scope the memo.
Response:
Project
scope
has
changed.
We
would
like
to
confirm
a
traffic
memo
is
appropriate
for
the
PDP
Comment Number: 2 Comment Originated: 02/17/2015
02/17/2015: Work with the engineering department on the Willow Street
concepts.
Response:
We
have
started
discussions
with
the
City
Engineer
and
12
Comment Number: 1 Comment Originated: 02/17/2015
02/17/2015: Existing water mains in the area include a 6" main in Willow and a
12" main in Linden. Existing sanitary sewers in this area include a 24" main in
Willow, an 8" main in Linden, and an 8" main in Poudre Street.
Response:
Noted
Comment Number: 2 Comment Originated: 02/17/2015
02/17/2015: There are existing water and sewer services to this site that will
either need to be reused as part of this development or abandoned at the main.
The existing water service is ¾" copper. It is not known what size the existing
sewer service is.
Response:
Noted
Comment Number: 4 Comment Originated: 02/17/2015
02/17/2015: The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at:
http://www.fcgov.com/standards
Response:
Noted
Comment Number: 5 Comment Originated: 02/17/2015
02/17/2015: Development fees and water rights will be due at building permit.
Response:
Noted
Comment Number: 3 Comment Originated: 02/20/2015
02/20/2015: Separate services for both water and sewer will be required for
the residential and commercial/office components of this building.
Response:
Noted
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 02/13/2015
02/13/2015: It appears that there are four 2 bedroom dwelling units, two
1-bedroom dwellings units and one studio. It would have been nice to see a
breakdown narrative. Min. parking standards for residential multi-family
dwellings would call for a total of 8 parking spaces as this project appears to be
within the Transit-Oriented Development (TOD) Overlay Zone (LUC 3.2.2[K][1]
[a][1]) If this wasn't within the TOD 12 off-street parking spaces is required.
One of the spaces will need to be a van accessible handicapped space which
requires two 8' wide spaces or 16'. Since the residential component only
requires minimums and more can be devoted to these uses. It doesn't appear
that garage parking will be impacted by the TOD maximum requirements for
off-street parking for commercial users and their customers. However,
whatever the square footage's declared for various commercial uses there
needs to be the minimum (TOD required) spaces assigned to those uses. See
LUC 3.2.2(K)(2)(a).
Response:
A
revised
parking
count
is
provided
on
the
site
plan.
Comment Number: 2 Comment Originated: 02/17/2015
02/17/2015: LUC 3.2.2(C)(4) addresses Bicycle Facilities requiring one stored
13
requirements per LUC 3.2.2(C)(4)(b).
Response:
A
bicycle
parking
count
is
provided
on
the
site
plan.
Comment Number: 3 Comment Originated: 02/17/2015
02/17/2015: The present location for trash dumpster and recycle material
storage suggest that trash/recycle haulers would inter the garage area or it is
anticipated that these haulers would pull the dumpsters to the alley. That may
not be acceptable to the haulers. Consider having the enclosures doors facing
the ally but not having the doors swing into the actual alley staying within the
property line. Also note that a separate door is required for individuals to drop
off their trash/recyclables without opening the main doors. See LUC 3.2.5 for
requirements.
Response:
Noted.
We
have
reached
out
to
Gallegos
sanitation
to
review
our
proposed
trash
and
recycling
solution.
space for each bedroom with 60% enclosed/indoor and 40% fixed spaces.
Additions uses will require their own non-residential bicycle parking
will
continue
this
dialog.
Comment Number: 3 Comment Originated: 02/17/2015
02/17/2015: We'll need to review the width of the alley to ensure that it functions
properly.
Response:
Noted
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: General
Noted
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 02/17/2015
02/17/2015: It is important to document the existing impervious area since
drainage requirements and fees are based on new impervious area. An exhibit
showing the existing and proposed impervious areas with a table summarizing
the areas is required prior to the time fees are calculated for each building
permit.
Response:
Noted
Comment Number: 3 Comment Originated: 02/17/2015
buildings and structures in accordance with Section 905 or the 2006
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access, or where
the floor level of the lowest story is located more than 30 feet below the highest
level of fire department vehicle access. The standpipe system shall be capable
of supplying at minimum of 100 psi to the top habitable floor. An approved fire
pump may be required to achieve this minimum pressure.
Response:
Noted.
Comment Number: 4 Comment Originated: 02/18/2015
02/18/2015: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. The existing utility infrastructure may meet minimum code
requirements however it is the burden of the project team to verify.
Response:
Noted.
>IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to
provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet
to the building.
Response:
Noted.
Comment Number: 5 Comment Originated: 02/18/2015
02/18/2015: ROOF ACCESS
> IFC 504.3: New buildings four or more stories in height shall be provided with
a stairway to the roof. Stairway access to the roof shall be in accordance with
IFC 1009.12. Such stairways shall be marked at street and floor levels with a
sign indicating that the stairway continues to the roof.
Response:
Noted.
Can
the
stairway
be
partially
exterior
as
long
as
it
meets
section
1026?
Comment Number: 6 Comment Originated: 02/18/2015
02/18/2015: FIRE ACCESS
Due to site constraints and building design, it appears the proposed building is
an
amplification
system.
Comment Number: 2 Comment Originated: 02/18/2015
02/18/2015: AUTOMATIC FIRE SPRINKLER SYSTEM
This mixed-use building will require an automatic fire sprinkler system under a
separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any
material choices shall be derived from the surrounding historic context. See
LUC 3.4.7 (F) for specific language regarding compatible new construction.
Response:
The
overall
design
and
massing
has
been
carefully
studied
is
response
to
the
neighborhood
context.
Comment Number: 5 Comment Originated: 02/17/2015
LUC 3.4.7(F)(6), states, "In its consideration of the approval of plans for
properties containing or adjacent to sites, structure, objects or districts that: (a)
have been determined to be or potentially be individually eligible for local
landmark designation or for individual listing in the National Register of Historic
Places or the State Register of Historic Properties, or (b) are officially
designated as a local or state landmark or are listed on the National Register of
Historic Places or (c) are located within a officially designated national, state or
local historic district or area, the decision maker shall receive and consider a
written recommendation from the Landmark Preservation Commission unless
the Director has issued a written determination that the plans would not have a
significant impact on the individual eligibility or potential individual eligibility of
the site, structure, object or district. A determination or recommendation made
under this subsection is not appealable to the City Council under Chapter 2 of
Response:
Noted.
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/17/2015
This project is located near several properties that are either potentially eligible
for designation as Fort Collins Landmarks, eligible for designation as Fort
Collins Landmarks, or that have been designated as Fort Collins Landmarks. It
is also located adjacent to the Old Town Fort Collins National Register Historic
District. For this reason, the project will be reviewed for compliance with LUC
3.4.7
Response:
Noted
Comment Number: 2 Comment Originated: 02/17/2015
LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the
maximum extent feasible: (1) historic sites, structures or objects are preserved
and incorporated into the proposed development and any undertaking that may
potentially alter the characteristics of the historic property is done in a way that
does not adversely affect the integrity of the historic property; and (2) new
construction is designed to respect the historic character of the site and any
easements that are necessary for this project.
Response:
Noted.
Comment Number: 8 Comment Originated: 02/17/2015
02/17/2015: A repay will be due for Linden Street improvements along the
property frontage.
Response:
Noted.
Comment Number: 9 Comment Originated: 02/17/2015
02/17/2015: Willow Street design improvements are underway through the
City’s Engineering Capital Projects group. Further discussion between the
applicant and Capital Projects should continue in order to game plan
assumptions on road design and coordination of road design improvements
with existing conditions and proposed development scenarios.
Response:
We
have
started
discussions
with
the
City
Engineer
and
will
continue
this
dialog.
Comment Number: 10 Comment Originated: 02/17/2015
02/17/2015: The patio shown on the drawings may be in public right-of-way.
Note that private encroachments into public right-of-way aren't allowed, although
the City does have a prescribed outdoor dining permit process. The proximity of
such an encroachment to the City park improvements abutting it could raise
additional review beyond the outdoor dining permit process itself.
Response:
The
actual
outdoor
dining
permit
will
not
be
part
of
this
project;
it
is
shown
for
reference
only.
If
a
tenant
requires
an
outdoor
dining
permit
it
will
be
the
tenants
responsibility
to
acquire
the
permit.
Comment Number: 11 Comment Originated: 02/17/2015
occupant.
However,
with
the
possibility
of
a
restaurant
tenant,
an
exhaust
duct
shaft
will
be
included
in
the
design
and
will
take
the
exhaust
to
the
highest
roof
to
help
keep
the
comingling
of
exhaust
fumes
and
tenants
to
a
minimum.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/17/2015
02/17/2015: Larimer County Road Impact Fees and Street Oversizing Fees
are due at the time of building permit. Please contact Matt Baker at 224-6108 if
you have any questions.
Response:
Is
there
any
relief
for
the
existing
building
square
footage
on
site
with
regards
to
the
impact
fees?
Comment Number: 2 Comment Originated: 02/17/2015
02/17/2015: The City's Transportation Development Review Fee (TDRF) is
due at the time of submittal. For additional information on these fees, please
see: http://www.fcgov.com/engineering/dev-review.php
Response:
Noted,
this
is
included
with
the
PDP
submittal
package.
Comment Number: 3 Comment Originated: 02/17/2015
02/17/2015: Any damaged curb, gutter and sidewalk existing prior to
construction, as well as streets, sidewalks, curbs and gutters, destroyed,
damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developer's expense prior to
the acceptance of completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
Response:
Noted.
included
in
the
PDP
submittal
package.
Comment Number: 5. Comment Originated: 02/16/2015
02/16/2015: A Demolition Permit will be required. Please note that this
includes a report from the Colorado Division of Health and the Environment to
ensure that any issues related to asbestos removal/abatement has been
in compliance with State requirements.
Response:
We
are
aware
that
approximately
270
square
feet
of
asbestos
containing
material
exists
within
the
existing
building
and
will
require
abatement
prior
to
demolition.
Comment Number: 6. Comment Originated: 02/16/2015
02/16/2015: As to the question regarding the length of parking along Poudre
Street, and the interpretation of Section 4.17(D)(3)(b)3, Staff is willing to look at
the relationship to Poudre Street creatively as Poudre Street acts more like an
alley than a typical public street. The applicant is encouraged to explore ways
to mitigate the solid wall between the parking lot openings with landscaping or
other techniques.
Response:
Noted.
Comment Number: 7. Comment Originated: 02/18/2015
02/18/2015: The courtyard allows for a separation between the new building
and 405 Linden Street as well as provides for pedestrian space. In order to
promote a fine-grained pedestrian circulation network, however, would it be
possible for this courtyard to anticipate a future connection to 409 Linden? Are
there any possible connections to Wolverine Publishing or the parcel that is
labeled "Not Part?"
Response:
Due
to
the
relatively
small
area
in
question
the
public
sidewalks
will
provide
the
best
connections
to
the
adjacent
parcels.
Comment Number: 8. Comment Originated: 02/18/2015
02/18/2015: The extent of the terracing next to the one-story house on Willow is
difficult to determine. The relationship between this existing house and the
proposed mixed-use building must be carefully considered to ensure
compatibility.
Response:
Existing
neighboring
building
outlines
are
shown
dashed
on
the
elevations
to
illustrate
their
relationships.
Comment Number: 9. Comment Originated: 02/18/2015
02/18/2015: Section 4.17(D)(3)(c)4. of the R-D-R zone district specifies the
range of acceptable exterior materials. Please take care to not overly rely on
cementious architectural panels as these panels do not create depth at the
joints to create shadowlines.
Response:
Elevations
showing
the
proposed
material
palette
are
included
in
the
PDP
submittal
package.
Comment Number: 10. Comment Originated: 02/18/2015
of
5
parking
spaces.
This
reduction
is
shown
in
our
parking
study
on
the
site
plan.
Comment Number: 3. Comment Originated: 02/16/2015
02/16/2015: Within the T.O.D., for non-residential uses, the required minimum
number of parking spaces may be reduced by providing demand mitigation